Model valuation£417,0008 Busby Close
Local market context
12 Cross Road, High Wycombe, HP12 3JZ
3 planning records
Estimated value
£316,000
- Since the 2009 sale (£175,000)+81%
- Against HP12 3JZ's recent median (£172,000)+84%
Newest record on this page: November 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
92 m²
993 sq ft
Energy rating
D
Score 62
Council tax
Band C
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£316,000
- Against its 2009 sale (£175,000)+81%
- Against HP12 3JZ's recent median (£172,000)+84%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Cross Road is modelled from its 92 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP12 3JZ. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
92 m² from the EPC lodged in December 2008
Sales of this home
1 sale recorded, the latest in 2009
Recent sales in HP12 3JZ
5 sales, median £172,000 (2021–2004)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2021 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
The latest sale fell during the post-2008 dip, often a low-water mark in price comparisons.
Sales timeline
15 January 2009Most recent
£175,000
Median price across the last 5 sales in HP12 3JZ: £172,000 (2021–2004).
Nearby sales in HP12 3JZ
What this page doesn't show
1 potential issue has already been flagged for 12 Cross Road, High Wycombe, HP12 3JZ. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 12 Cross Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Cross Road is a semi-detached house in High Wycombe (HP12 3JZ). It has a recorded floor area of 92 m² (around 993 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (December 2008) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 73). The latest certificate is from December 2008, so improvements made since then won't be reflected.
Untraded for 18 years, with the last transfer in January 2009. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Today's modelled estimate of £316,000 sits 80.6% above the 2009 sale of £175,000. On a £-per-square-foot basis, the last sale (£176/sq ft) was about 98.7% above the typical sold price in the postcode. 3 planning records sit against the property, 2 approved, 1 refused. Past consents include a loft conversion and an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 12 Cross Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
12 Cross Road's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 02 Dec 2018
Current Certificate
Dec 2008EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
4.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 2 December 2018
Planning history
Applications and permits filed against 12 Cross Road, High Wycombe, HP12 3JZ, sourced from the PlanIt planning register.
12 Cross Road has 2 separate extension applications on the council record.
3 applications on record at 12 Cross Road, High Wycombe, HP12 3JZ
3decisions3extensions25documents8nearby
- Jul 2014ExtensionFullOutcome in report
Extension: Part single, part two storey
Householder application for construction of single storey front extension and part two storey and part single storey rear extension
- Documents
- 9 docs on file
- Reference
- 14/06262/FUL
- More recent applications — locked
- ExtensionSept 2020Decision
- Loft ConversionDec 2015Decision
Unlock 12 Cross Road, High Wycombe, HP12 3JZ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 8 notable nearby
- The 25 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Cross Road homes
Four headline reads against 18 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 12 Cross Road runs well behind the street norm.
Price per m²
£1,896
Street avg £1,980
Floor Area
92 m²
Street avg 92 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.2 t/year
Street avg 3.6 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the High Wycombe district page.
Crime
125/mo
Falling year-on-year across the wider district.
Nearest stop
0.0 km
Cross Road — bus stop.
Closest school
0.4 km
Castlefield School. 16 schools nearby.
Nearest schools
- Castlefield SchoolPrimary370m
- Booker Hill Primary School & NurseryPrimary752m
- Oakridge SchoolPrimary795m
- Millbrook Combined SchoolPrimary962m
Nearest stops
- Cross RoadBus stop38m
- Rutland Avenue ShopsBus stop74m
- Spearing RoadBus stop177m
- New RoadBus stop282m
Most reported crime locally
- Violence & Sexual Offences768 reports36%
- Anti-social Behaviour296 reports14%
- Shoplifting206 reports10%
- Other Theft187 reports9%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around HP12 3JZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.9dB
Night-time· 23:00 – 07:00
40.2dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
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Mid 20th centurySemi-Detached HouseEPC D
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 12 Cross Road is modelled from its 92 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP12 3JZ. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 12 Cross Road. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 12 Cross Road was lodged in December 2008 at band D and expired in December 2018, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 12 Cross Road. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 17 months, which places each incident at an approximate point. The 16 schools and 30 stops listed are measured in a straight line from HP12 3JZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Cross Road is in council tax band C. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 12 Cross Road, High Wycombe, HP12 3JZ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in HP12 3JZSold prices, values and energy ratings for the postcode
- HP 12 property marketPrices, postcodes, schools and transport across the district
- 12 Cross Road, High Wycombe valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
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